How long will it take to get my house listed?

For most sellers, about a week from signed paperwork to live on the MLS. The order is: we sign the listing agreement, you do the prep that matters, my photographer shoots the house, and then we launch. If the house is already showing ready, it can move faster. I would rather launch it right than launch it fast. Prep details are in my Seller Prep Checklist: sellerprep.betsyvtrealtor.com

How long is your listing agreement for?

It can be any length of time you like, and I am flexible for every client's specific situation. I prefer at least 3 months, it is usually 6, and it can run up to a year. Enough time for the full marketing cycle and a pricing adjustment if the market tells us we need one, without locking you into something that does not fit your plans. The term is in writing before you sign, and we pick it together.

What do I owe you if the house doesn't sell?

Nothing. My job is to sell your house, and if I don't do my job, I don't get paid. Commission is only earned at closing.

Do I have to pay a buyer's agent?

You do not have to. But I recommend offering buyer agent compensation, and here is why: it opens the door for more buyers. When the fee is covered in the deal, buyers can include it in the purchase price and finance it in their mortgage instead of paying their agent cash out of pocket at closing. More buyers able to write offers usually means a stronger sale for you. The amount is your choice, and we decide it together before we list.

How does commission work when I sell?

Commission is a percentage of the sale price, paid at closing out of the proceeds, never out of pocket up front. The listing side and the buyer agent side are spelled out in your listing agreement before we start. No surprises, and nothing is owed if there is no closing.

How do you market my home besides putting it on the MLS?

The MLS is the starting line, not the plan. Every listing gets professional photography, and most get video and a walkthrough tour. From there it syndicates to Zillow, Realtor.com, and the other big sites, and I put it in front of my own audience on Facebook, Instagram, and TikTok, including targeted posts and reels. I also market it directly to other agents, because a lot of Vermont deals start with an agent who already has the buyer. Open houses and broker opens too, if you want them. You will hear from me regularly with showing feedback and the numbers, even when the numbers are thin.

Can I sell it as is?

Yes. As is means you are not agreeing to make repairs, and the price needs to reflect the condition honestly. It does not mean skipping the Vermont seller disclosure. You still fill that out truthfully, and you should expect buyers to inspect anyway and to price what they find into their offer.

What should I do or fix before listing?

Less than you think, and mostly free: declutter hard, deep clean, fix the small stuff, and get the yard tidy. Most big projects do not pay back right before a sale, so do not start a renovation before we talk. I walk through with you first and tell you what matters and what to skip. The full list is in my Seller Prep Checklist: sellerprep.betsyvtrealtor.com

What do I need to do before showings?

The 15 minute reset: counters wiped, dishes away, beds made, trash out, lights on, thermostat comfortable, pets and their gear tucked away. Buyers decide fast, and a house that looks cared for wins the benefit of the doubt. The checklist has the whole routine: sellerprep.betsyvtrealtor.com

Will you be here for the showings?

That is the seller's choice. I typically attend: I do a quick walk through of the property with the buyer and their agent first, to be sure no selling points are missed or overlooked, and then I step outside so the buyer and their agent can view the home on their own and talk freely. You get the selling points covered and the buyers still get their honest conversation. Either way, I follow up with the showing agent for feedback after every showing, and you hear what they said.

When are we officially under contract?

When you have accepted and signed an offer and the buyers have signed too, and everyone has the fully signed copy. A verbal yes is not a contract in Vermont. Once it is fully signed, the buyer's deposit is due on the date in the contract and the deadlines start running.

What is the buyer's deposit, and will I ever get to keep it?

The earnest money deposit is the buyer's good faith money, due shortly after the contract is signed and held in escrow. If the sale closes, it is simply credited to the buyer at closing. You only keep it if the buyer defaults outside their contingencies, for example walking away after their inspection and financing deadlines have passed with no contractual right to do so. If a buyer terminates properly under a contingency, the deposit goes back to them.

What happens if the buyer's inspection finds issues?

There is no pass or fail, for sellers either. The buyer gets a report and, if they have an inspection contingency, they may ask for repairs, a credit, or a price adjustment, or terminate by their deadline. Most of the time it is a negotiation, not a deal killer, and I will tell you plainly which asks are reasonable and which are not. Prepping honestly and disclosing what you know up front is what keeps inspection surprises small.

How do we handle multiple offers?

We set a deadline and review them all together. Price matters, but it is not the only thing: deposit size, contingencies, financing strength, and closing date can make a lower offer the safer deal. I will line them up side by side in plain language, flag the appraisal risk on financed offers, and the choice is always yours.

I need to find a place to live before I sell. How can that work?

More ways than people expect. We can list with a longer closing timeline, negotiate a rent back so you stay in the house for a set period after closing, make your sale contingent on you finding housing, or buy first if your financing supports it and then sell. Tell me early and we build the listing plan around it instead of scrambling later.

What's a CO, and do I have to provide one?

If your home is in Rutland City, yes. The city requires a certificate of occupancy on home sales here, and providing it is the seller's responsibility: you schedule the city inspection and complete any required fixes before closing, usually basic life and fire safety items like smoke and carbon monoxide detectors and handrails. It is not the buyer's job to schedule it or to repair anything. It is a condition we write into every contract in Rutland City, so buyers will expect it handled. Start it early and it is a non-issue.

What are a seller's closing costs?

Your main costs are the commission, your own attorney's fee, and any credits or repairs you agreed to in the contract. The buyer typically pays the Vermont property transfer tax. Everything shows up on your settlement statement before closing, and I will go through the estimated net with you before we price the house, so the number you care about, what you walk away with, is never a guess.